12-04-24 PC Minutes-Amended - Laserfiche WebLink

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ARDEN HILLS PLANNING COMMISSION – December 4, 2024 7 Chair Weber questioned if the south parking lot was connected to the church parking lot. Consultant Planner Hofer explained these two parking lots were connected. Chair Weber recommended a trail connection be provided by the developer in order to provide pedestrian access to the trail adjacent to this property. He asked if it was the applicant’s intent to have a left turn only onto Highway 96. Interim City Administrator Jagoe recommended the applicant speak to this further. Chair Weber asked if the additional church parking lot that was being built was required to meet minimum parking requirements. Consultant Planner Hofer stated the church needed additional parking based on the reduction that would occur for the multi-family dwelling project. He indicated the house of workshop currently has 866 parking stalls. He noted this number would be reduced if the multi-family project were to move forward. For this reason, the house of worship was proposing to construct a new parking lot with 76 parking stalls. He explained the site would then have 795 stalls where 774 were required. Chair Weber questioned why the house of worship would be constructing this additional parking lot. Roger Fink, Trident Development, stated he was a representative for North Heights Lutheran Church. He explained the parking allocation for the house of worship has always exceeded the code minimum. He indicated North Heights Lutheran Church holds worship services and a variety of other community events. He stated the church feels a need to preserve a portion of surplus parking given how a portion of parking would be lost to the multi-family development. Chair Weber asked why this project was being presented in the manner that it was. He stated he was concerned with the slow roll of this development and how it has been brought to the Commission for consideration in several different iterations. He reviewed comments from the developer stating they had told the City this project would come forward with all the pieces and conform to City Code. He indicated the proposed plans do not conform to City Code. He inquired if there had been an intent to conform to zoning code requirements. Mr. Fink stated in one of the early worksession meetings with the City Council, he identified several potential flexibility areas, one was the floor area ratio (FAR) and the other was building height. He commented the density number was also being considered. He commented on the landscaping plan noting he would have to plant a great deal more plantings than he had originally thought. He indicated the building height could probably be brought into conformance. He stated the proposed building was at 38 feet when the City allows for 35 feet. He believed the three feet difference was reasonable given how building standards have changed and renters now want nine foot ceiling heights. He reported Arden Hills was quite unique in having an FAR in a residential district. He stated in order to reduce the FAR he would have to eliminate the proposed public space or amenities within the building. He indicated when it comes to density, this matter was addressed early on through the comprehensive plan amendment, which allowed for a flexibility to exceed 12 units per acre. He explained he would only be exceeding this by one or two units per acre.